Rochester apartment-market authority

Five-plus-unit multifamily, measured on its own terms.

A separate research layer for Rochester apartment buildings with five or more residential units—distinct from the established two-to-four-unit dataset, with legal-deal reconciliation, small-sample suppression, and visible source limits.

Open the 5+ market report Discuss a property

The boundary

This is not the 2–4 market with a new label.

The 5+ dataset uses a dedicated apartment search plus a commercial/mixed-use reconciliation layer. It reports qualifying property-sale records separately from legal transactions, consolidates confirmed package deeds, and excludes nominal-consideration transfers and candidates with fewer than five verified residential units.

The established 2–4 Small Multifamily series keeps its own MLS population, official-neighborhood geography, and reporting grain. Comparisons between the two are directional and labeled; their rows are never merged.

Read the full methodology

Use the evidence

Two separate records: what sold and what rents were executed.

Sales and operating data answer different questions. They remain separate populations so a sale price never becomes an implied NOI, cap rate, rent estimate, or investment return.

MLS + deed reconciliation

168 legal 5+ transactions

Compare annual results, unit bands, nine qualifying ZIPs, building age, market-time coverage, distribution ranges, and the reconciliation audit.

Explore the sales record

First-party Buildium evidence

915 executed rent episodes

Observed contractual rents across 274 stable Rochester units, with like-size comparisons, geographic suppression, and same-unit evidence kept distinct from asking rent.

Explore executed rents

Underwriting boundary

No synthetic cap rates

Public sales and rent cohorts are not row-matched. Property-specific valuation still requires a verified rent roll, collections, normalized expenses, current taxes and insurance, CapEx, legal use, and financing.

Use the data without crossing the evidence line

Decision standard

Use market evidence to narrow the question. Underwrite the actual building to answer it.

Screen a purchase

Start with the correct unit band, closing period, ZIP cohort, age band, and distribution—not a citywide average applied to every building.

Prepare a sale

Separate the market record from the subject’s legal unit count, rent roll, collections, expense history, deferred work, tenant obligations, and likely buyer pool.

Test operations

Compare contractual rents only after controlling for bedroom count, lease timing, utilities, condition, concessions, unit identity, and whether the episode was a renewal or turnover.

Build value

Normalize income and recurring expenses before discussing NOI. Keep repairs, capital improvements, financing, taxes, insurance, and reserves in the correct categories.

The public layer contains aggregates only. Property addresses, MLS IDs, tenant identities, balances, lease-level records, private remarks, and unsupported operating claims remain private.

For owners and investors

Bring the building, not a generic lead form.

Use the research to frame the question, then send the address, unit count, and decision you are considering. Acquisition, disposition, brokerage, property-management, and research inquiries stay distinct.

Start a multifamily inquiry

BuyingCompare the property with the correct size band and period.

SellingSeparate market evidence from building-specific operating claims.

OperatingFrame rent, vacancy, CapEx, and expense questions without pretending scheduled rent is NOI.

ResearchRequest a source-backed custom question or collaboration.